8572 Ironwood Ave · California City, CA 93505

$220,000

3 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 106 Days on market

Built 2007 10,018 sqft lot $136/sqft · 33% below area Est $330k · 33% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to this recently updated home that is bright, open, and ready for you to enjoy! The home features an open living room and kitchen, giving you a great space to relax, cook, and spend time with family and friends. The kitchen is a standout with a large island and beautiful granite countertops, perfect for cooking, eating, and gathering together. You will also love the spacious bedrooms, giving everyone plenty of room to rest and feel comfortable. Step outside to a large fenced yard, great for pets, play, or relaxing outdoors. The home also includes RV parking, giving you extra space for your toys or travel trailer. Plus, solar helps you save on energy while enjoying your home. This home has great features and space, making it a wonderful place to call your own!

Key facts

• Open living room
• Rv parking
• Solar

Tags

• OPEN LIVING ROOM
• LARGE ISLAND
• GRANITE COUNTERTOPS
• LARGE FENCED YARD
• RV PARKING
• SOLAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (5.3% below list).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.2% in California City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Mojave Unified (town): math 25% / reading 25% proficiency, ranked #411 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 703 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 42% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.5% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $70k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $189k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $330,366
• List price: $220,000
• Delta: -33.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8873 Holly	0.35mi	3/2.0	1,639 (+1%)	0mo	$260,000	$159	82
8348 Fernwood Ave	0.28mi	3/2.0	1,577 (-2%)	1mo	$255,000	$162	82
8348 Lime	0.30mi	3/2.0	1,537 (-5%)	1mo	$265,150	$173	76
20312 Graham St	0.48mi	3/2.0	1,514 (-6%)	0mo	$315,000	$208	66
8225 Peach Ave	0.55mi	3/4.0	1,629 (+1%)	0mo	$335,000	$206	65
20300 89th St	0.38mi	4/2.0 (+1)	1,731 (+7%)	2mo	$334,000	$193	64
8038 Hemlock Ave	0.54mi	4/2.0 (+1)	1,744 (+8%)	1mo	$256,250	$147	56
8300 Satinwood	0.63mi	3/2.0	1,784 (+10%)	0mo	$265,000	$149	53
8925 Oleander	0.48mi	4/2.0 (+1)	1,800 (+11%)	2mo	$250,000	$139	52
7881 Fernwood	0.70mi	3/2.0	1,468 (-9%)	1mo	$269,900	$184	51
8485 Tamarack Ave	0.59mi	3/2.0	1,377 (-15%)	0mo	$205,000	$149	47
8825 Xavier Ave	0.68mi	4/2.0 (+1)	1,778 (+10%)	1mo	$270,000	$152	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.21×
• Total profit: $136,075
• Equity at exit: $198,193

10-year hold

• IRR: 24.8%
• Equity multiple: 7.56×
• Total profit: $403,866
• Equity at exit: $427,412

Cash invested: $61,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 93505

• Home prices YoY: 13.0%
• Rents YoY: 5.5%
• Active inventory: 703
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$228 /mo · $2,733/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $173

Break-even live

Break-even rent $1,865

Max offer price $220,000

Occupancy floor 87%

Sensitivity live

Price	-10% $297	-5% $235	+0% $173	+5% $110	+10% $48
Rent	-10% $8	-5% $90	+0% $173	+5% $255	+10% $337
Rate	-1.0pp $283	-0.5pp $229	base $173	+0.5pp $116	+1.0pp $58

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20312 Dean Ct California City, CA	3.0	2.0	1742	$1,975	$1.13	15d	1	0.13mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	24d	1	0.19mi
20321 88th St California City, CA	3.0	2.0	1176	$2,100	$1.79	24d	1	0.22mi
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	24d	1	0.26mi
8560 Nipa Ave California City, CA	3.0	2.0	1309	$1,850	$1.41	15d	1	0.30mi
8651 S Loop Blvd California City, CA	2.0	1.0	1050	$1,650	$1.57	4d	1	0.32mi
20673 Medio St California City, CA	3.0	2.0	1690	$2,075	$1.23	24d	1	0.35mi
8848 Oleander Ave California City, CA	3.0	2.0	1302	$1,900	$1.46	24d	1	0.43mi
20001 Airway Blvd California City, CA	3.0	2.0	1050	$2,400	$2.29	24d	1	0.45mi
8160 Kalmia Ave California City, CA	3.0	2.0	1277	$1,795	$1.41	24d	1	0.48mi
20300 Graham St California City, CA	4.0	2.5	2016	$2,150	$1.07	24d	1	0.50mi
8100 Fernwood Ave California City, CA	3.0	2.0	1336	$1,850	$1.38	24d	1	0.51mi
20425 81st St California City, CA	4.0	3.0	2215	$2,900	$1.31	20d	1	0.56mi
20961 83rd St Unit 6 California City, CA	2.0	2.0	1100	$1,300	$1.18	24d	1	0.57mi
8512 Tamarack Ave California City, CA	3.0	2.0	1502	$1,875	$1.25	24d	1	0.61mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	4d	1	0.64mi
8312 Tamarack Ave California City, CA	3.0	2.0	1539	$1,900	$1.23	24d	1	0.68mi
8449 Viburnum Ave California City, CA	3.0	2.0	1218	$1,695	$1.39	0d	1	0.71mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	24d	1	0.76mi
9000 Underwood Ave California City, CA	3.0	2.0	1540	$1,900	$1.23	24d	1	0.78mi
8260 Viburnum Ave California City, CA	3.0	2.0	1338	$2,000	$1.49	3d	1	0.79mi
8173 Viburnum Ave California City, CA	3.0	2.0	1482	$2,150	$1.45	3d	1	0.80mi
8816 Fuchsia Ave Unit PASSTHROUGH B California City, CA	2.0	2.0	1077	$1,550	$1.44	15d	1	0.81mi
8124 Underwood Ave California City, CA	3.0	2.0	1507	$1,850	$1.23	24d	1	0.83mi
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	24d	1	0.88mi
21032 79th St California City, CA	4.0	2.0	1228	$2,100	$1.71	24d	1	0.91mi
8849 Glade Ave California City, CA	3.0	2.0	1586	$2,380	$1.50	11d	1	1.02mi
9610 Oleander Ave Unit A California City, CA	2.0	1.0	1300	$1,575	$1.21	24d	1	1.02mi
7733 Walpole Ave Unit A California City, CA	3.0	2.0	1600	$2,000	$1.25	24d	1	1.16mi
7343 Dogwood Ave California City, CA	3.0	2.0	1301	$2,250	$1.73	24d	1	1.28mi
7317 California City Blvd California City, CA	3.0	1.5	1228	$1,725	$1.40	20d	1	1.39mi
9524 Sally Ave Unit C California City, CA	2.0	1.5	1140	$1,300	$1.14	24d	1	1.42mi
9548 Sally Ave Unit B California City, CA	3.0	2.5	1200	$1,695	$1.41	24d	1	1.45mi
8307 Charles Pl California City, CA	3.0	2.0	1498	$1,750	$1.17	15d	1	1.47mi
8332 Rea Ave California City, CA	4.0	3.0	1861	$2,500	$1.34	4d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $220,000 Active 106 DOM
2. 2026-06-17
   days on market $220,000 Active 105 DOM
3. 2026-06-16
   pricedays on market $220,000 Active 104 DOM
4. 2026-06-15
   days on market $255,000 Active 103 DOM
5. 2026-06-14
   days on market $255,000 Active 101 DOM
6. 2026-06-13
   days on market $255,000 Active 100 DOM
7. 2026-06-10
   days on market $255,000 Active 98 DOM
8. 2026-06-09
   days on market $255,000 Active 97 DOM
9. 2026-06-08
   days on market $255,000 Active 96 DOM
10. 2026-06-07
    days on market $255,000 Active 95 DOM
11. 2026-06-05
    days on market $255,000 Active 92 DOM
12. 2026-06-03
    days on market $255,000 Active 91 DOM
13. 2026-06-03
    days on market $255,000 Active 90 DOM
14. 2026-06-01
    days on market $255,000 Active 89 DOM
15. 2026-05-31
    days on market $255,000 Active 88 DOM
16. 2026-04-11
    price $270,000 777-char remark

    Show marketing remark (777 chars)

    Welcome to this recently updated home that is bright, open, and ready for you to enjoy! The home features an open living room and kitchen, giving you a great space to relax, cook, and spend time with family and friends. The kitchen is a standout with a large island and beautiful granite countertops, perfect for cooking, eating, and gathering together. You will also love the spacious bedrooms, giving everyone plenty of room to rest and feel comfortable. Step outside to a large fenced yard, great for pets, play, or relaxing outdoors. The home also includes RV parking, giving you extra space for your toys or travel trailer. Plus, solar helps you save on energy while enjoying your home. This home has great features and space, making it a wonderful place to call your own!

17. 2026-03-04
    listed $290,000 Active 777-char remark

    Show marketing remark (777 chars)

    Welcome to this recently updated home that is bright, open, and ready for you to enjoy! The home features an open living room and kitchen, giving you a great space to relax, cook, and spend time with family and friends. The kitchen is a standout with a large island and beautiful granite countertops, perfect for cooking, eating, and gathering together. You will also love the spacious bedrooms, giving everyone plenty of room to rest and feel comfortable. Step outside to a large fenced yard, great for pets, play, or relaxing outdoors. The home also includes RV parking, giving you extra space for your toys or travel trailer. Plus, solar helps you save on energy while enjoying your home. This home has great features and space, making it a wonderful place to call your own!

18. 2018-09-11
    soldstatus $189,000 Closed 697-char remark

    Show marketing remark (697 chars)

    This gorgeous home has been well maintained and shows true pride of ownership. Located in a friendly neighborhood only minutes away from shopping and schools. The home boasts a gorgeous open kitchen with beautiful wooden cabinetry and custom stone countertops that looks into the large family room. In the kitchen you'll find a spacious pantry AND a vegetable sink!!! The living room has a custom built book case and has gorgeous double doors that lead to the back yard. The master bedroom has it's own bathroom with a walk in closet! The back yard has a large jungle gym, covered patio and the entire lot is almost a quarter acre with a custom built brick wall fencing! This beauty is a MUST SEE!

19. 2018-09-11
    soldstatus $189,000

    Show marketing remark (697 chars)

    This gorgeous home has been well maintained and shows true pride of ownership. Located in a friendly neighborhood only minutes away from shopping and schools. The home boasts a gorgeous open kitchen with beautiful wooden cabinetry and custom stone countertops that looks into the large family room. In the kitchen you'll find a spacious pantry AND a vegetable sink!!! The living room has a custom built book case and has gorgeous double doors that lead to the back yard. The master bedroom has it's own bathroom with a walk in closet! The back yard has a large jungle gym, covered patio and the entire lot is almost a quarter acre with a custom built brick wall fencing! This beauty is a MUST SEE!

20. 2018-09-05
    soldstatus $189,000 Closed Sale
21. 2018-08-03
    status Pending Sale
22. 2018-08-02
    status Pending 697-char remark

    Show marketing remark (697 chars)

    This gorgeous home has been well maintained and shows true pride of ownership. Located in a friendly neighborhood only minutes away from shopping and schools. The home boasts a gorgeous open kitchen with beautiful wooden cabinetry and custom stone countertops that looks into the large family room. In the kitchen you'll find a spacious pantry AND a vegetable sink!!! The living room has a custom built book case and has gorgeous double doors that lead to the back yard. The master bedroom has it's own bathroom with a walk in closet! The back yard has a large jungle gym, covered patio and the entire lot is almost a quarter acre with a custom built brick wall fencing! This beauty is a MUST SEE!

23. 2018-07-23
    listed $179,000 Active 697-char remark

    Show marketing remark (697 chars)

    This gorgeous home has been well maintained and shows true pride of ownership. Located in a friendly neighborhood only minutes away from shopping and schools. The home boasts a gorgeous open kitchen with beautiful wooden cabinetry and custom stone countertops that looks into the large family room. In the kitchen you'll find a spacious pantry AND a vegetable sink!!! The living room has a custom built book case and has gorgeous double doors that lead to the back yard. The master bedroom has it's own bathroom with a walk in closet! The back yard has a large jungle gym, covered patio and the entire lot is almost a quarter acre with a custom built brick wall fencing! This beauty is a MUST SEE!

24. 2018-07-23
    listed $179,000 Active

    Show marketing remark (697 chars)

    This gorgeous home has been well maintained and shows true pride of ownership. Located in a friendly neighborhood only minutes away from shopping and schools. The home boasts a gorgeous open kitchen with beautiful wooden cabinetry and custom stone countertops that looks into the large family room. In the kitchen you'll find a spacious pantry AND a vegetable sink!!! The living room has a custom built book case and has gorgeous double doors that lead to the back yard. The master bedroom has it's own bathroom with a walk in closet! The back yard has a large jungle gym, covered patio and the entire lot is almost a quarter acre with a custom built brick wall fencing! This beauty is a MUST SEE!

25. 2007-06-20
    soldstatus $218,000
26. 2007-04-26
    listed $209,900
27. 2007-01-31
    soldstatus $48,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,733 · $228/mo
• Projected year-2 tax: $2,733 · $228/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,999
• − Mortgage interest: −$12,323
• − Property taxes: −$2,733
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$6,400
• Taxable loss: −$1,558
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $2,445/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mojave Unified
• NCES district ID: 0625230
• Math proficiency: 25% ▲ 11.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $43,017
• Composite: 21.4/100
• National rank: #8350
• State rank: #411 of 517 in CA

Livability — California City

• Score: 44/100
• State rank: #1329
• US rank: #26753

Category grades

Amenities F Commute F Cost of living C Crime F Employment D- Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California City, CA
• County: Kern County · 710,371 people
• City population: 14,353
• Metro: Bakersfield, CA
• Population (ZIP): 14,353
• Household income: $59,827
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 883.0

Population outlook (Kern County) Hauer SSP2

• Today (2025): 947,286 people
• By 2030: 978,984 · +3.3%
• By 2040: 1,045,018 · +10.3%
• By 2050: 1,105,232 · +16.7%
• By 2075: 1,229,538 · +29.8%
• By 2100: 1,238,059 · +30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 22% Two or more races 16% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, Dominican Republic
• Languages at home: 68% English-only · Spanish 29%

Political lean MEDSL · Kern

• 2024 margin: Strong R (+21.1) · D 38.2% · R 59.3% · Other 2.5%
• 2008→2024 swing: -3.3pp toward R · 2008: -17.8pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+10.2 2016: R+15.0 2012: R+20.9 2008: R+17.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.32%
• Current HPI: 402.4192
• Rent YoY: ▲ 5.45%
• Metro: Bakersfield, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+462.5% since first listed

12 events — show timeline

• 2026-04-11 Price Changed $270,000 GEMLS
• 2026-03-04 Listed $290,000 GEMLS
• 2018-09-11 Sold (Public Records) $189,000 Public Records
• 2018-09-11 Sold (MLS) $189,000 AVMLS
• 2018-09-05 Sold (MLS) $189,000 CRMLS
• 2018-08-03 Pending — CRMLS
• 2018-08-02 Pending — AVMLS
• 2018-07-23 Listed $179,000 CRMLS
• 2018-07-23 Listed $179,000 AVMLS
• 2007-06-20 Sold (MLS) $218,000 AVMLS
• 2007-04-26 Listed $209,900 AVMLS
• 2007-01-31 Sold (Public Records) $48,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,733 · -5.3% YoY. Source: county tax records.